Schools

§ 03

District

Elementary	W LLOYD MEADOR EL	B
Middle	HOMER CALFEE MIDDLE	N/R
High	WILLIS H S CCMR 91% · Grad 95%	B

TEA accountability ratings reflect 2024–25 where available. School attendance zones are subject to district redistricting — confirm directly with the district before making a school-based decision.

Overview

§ 01

Rare opportunity to build your waterfront dream home on Lake Conroe in the gated community of Harbour Town. Enjoy a peaceful lakefront setting with access to numerous amenities including a marina with boat slips and ramp, 2 private beach areas, tennis, pickleball and basketball courts, a sparkling pool and clubhouse. Lot is ready to build – ideal for full-time living or a weekend getaway. An unbeatable location with easy access to I45 for shopping, dining, and entertainment. Don’t miss your chance to create your perfect lake retreat!

Features

§ 02

Interior

Not provided

Exterior & lot

Subdivision
Views
Waterfront
Association

Community

Beach Rights
Basketball Court
Beach Access
Marina
Clubhouse
Controlled Access
Pickleball
Pool
Tennis Courts
Trash
Lake
Water

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Exterior

Pool Features	Association
Waterfront	Yes
Waterfront Features	Lake, Lake Front, Waterfront
View	Yes
View Type	Lake, Water

Lot

Lot Size (acres)	0.0289
Lot Size Source	Appraiser
Lot Features	Subdivision, Views, Waterfront

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Harbour Town Club 02
Road Surface	Concrete
Postal Code	77318

Utilities

Water Source	Public
Sewer	Public Sewer

HOA / Association

HOA	Yes
HOA Fee	$792
HOA Fee Frequency	Annually
HOA Name	Harbour Town Club
Amenities	Beach Rights, Basketball Court, Beach Access, Marina, Clubhouse, Controlled Access, Pickleball, Pool, Tennis Courts, Trash

Taxes, Terms & Disclosures

Tax Annual Amount	$1,937 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.55%
Parcel #	95818
Legal Description	S572502 - HARBOUR TOWN CLUB 02, BLOCK 34, LOT 1
Disclosures	Municipal Utility District Disclosure

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.5700

TOTAL TAX RATE · PER $100 ASSESSED · 2009

JurisdictionMontgomery County Utility District 2 CountyMontgomery TCEQ District ID5858500 Bonded indebtedness— Current year rate— FetchedApr 27, 2026

● Verdict unknown

● What this tells you

The §49.452 notice is the only public document that lists a MUD's exact tax rate, outstanding bond debt, and the assessed value used to compute your taxes — direct from the district, not the MLS. If the district is newer or has more bonds outstanding than its neighbors, your effective tax rate will be higher here than just across the street.

Listing's rolled-up MUD rate 0.4450 Resolved MUD jurisdiction Montgomery County Utility District 2 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$912

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$751 Property tax$161 Homeowners insuranceTBD

Subtotal (P&I + Tax) $912

Yearly HOA fee $792

Illustrative only, not a quote. P&I assumes the values entered above. Insurance and HOA dues vary — consult licensed lender and insurance agent for accurate quote.

● Effective tax rate · 3-year history

2.1102%

ALL 6 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.03%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.70%

→ stable

HOA & Community

§ 05

● HOA details

$792

ANNUALLY

Association nameHarbour Town Club Management co.— Website— Phone— Cert on filemls-trestle

● Community amenities

park

· 0.1mi
Ayers Island · 1.9mi
Ayers Island · 1.9mi

grocery

· 1.5mi
Quik Mart · 3.8mi
· 2.3mi

post_office

Lone Star Post, Pack and Parcel · 1.7mi
USPS Collection Box · 3.3mi
Dr. James Field · 5.5mi

police_station

Montgomery County Sheriff - District 5 Patrol · 2.0mi
Willis Police Department · 5.9mi
Conroe Police Department · 7.7mi

veterinary

North Pines Animal Hospital · 2.2mi
Spring Hill Animal Hospital · 3.8mi
Spring Hill Animal Hospital: Curtis Shauna R DVM · 3.8mi

gym

Lion’s Den Fitness · 2.2mi
April Sound Country Club · 3.3mi
pool · 3.2mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

8,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Ezee Fiber

8,000 / 8,000 Mbps

● LOW LATENCY

Fiber to the Premises

Frontier

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Tachus Fiber Internet

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

Licensed Fixed Wireless

AT&T

100 / 20 Mbps

● LOW LATENCY

+ 4 additional provider(s)

Environmental Risk

§ 08

X

FEMA Zone

Zone X · Minimal risk

Outside 100-year and 500-year floodplains. No flood insurance required by lender.

PANEL 48339C SFHA NO SOURCE 48339C_STUDY1

🌡 Heat days >95°F

57 days/yr above 95°F

Plus 12 days above 100°F. NOAA station records, 2016-2025 average.

💨 30-day air quality

AQI 51 · Moderate

Average daily AQI for the 30 days ending 2026-02-28. EPA AQS county monitors. Higher = worse.

🌵 Drought (current)

No drought (D1 or worse)

US Drought Monitor county reading, week of 2026-09-15.

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Sep 23, 2026.

Recent Comparable Sales

§ 09

8 comparable sales nearby · sold median $151/SFAddress-level sold detail is available to registered users. Reach out to Allen for the full comparable-sales report.

Subdivision & Master Plan

§ 10

● Master plan

HARBOUR TOWN CLUB 02

TIER: SUBDIVISION

Subdivision name (MLS)HARBOUR TOWN CLUB 02 City · ZIPWillis · 77318 CountyMontgomery Listings in subdivision46 Active now2 Sold (last 12 mo)2 Curated amenities60

● Year-built distribution

1975s 1

Fire Protection

§ 11

Nearest station

North Montgomery County Fire Department Station 94

· Willis

Distance

1.7 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694206 · ACS 2023

Median HH income

$108,591

ACS 2023

Median home value

$273,800

Census self-report

Owner-occupied

73%

1,805 housing units

Bachelor's+

36%

Adults 25+

Median age

50.9

Population 4,429

Work from home

15%

of commuters

Commute 45min+

10%

of commuters

Below poverty

2.0%

tract-level

Amenities & Nearby Places

§ 13

Active listing — amenities should populate from the go-live pipeline. Click to fetch now if missing.

Location & Neighborhood

§ 13

● This Home

1436 Bowsprit Point, Willis, TX 77318

Montgomery County · 30.41°N, 95.58°W

park

—

0.1 mi · 3 within 2 mi

grocery

—

1.5 mi · 1 within 2 mi

post_office

Lone Star Post, Pack and Parcel

1.7 mi · 1 within 2 mi

Interactive map coming in v0.2 — currently showing schematic placement.